I just spoke with Liberty Mutual they quoted $ 2,009 annually for the two family which covers up to 500K I already have an umbrella for personal through them along with Auto and home so they would add the 2 Family to that and bring the total to 1.5 Million- the issue I still seem to have is LLC or not -feedback it really doesnt look like it protects me -So buying the home in the LLC's name with a personal garauntee is not an option?

They have auto pay setup and it flows right into my account a few days after the payment is made.

@Dustin Verley  In addition to real estate notes I've also worked with these cash flows:Business Notes - no real estate as collateral just FFE  (furniture, fixtures & equipment) and goodwill.Mobile Home Only Notes - mobile home on rented lot so no real estateInvoices - buying accounts receivable at a discount.Cell Tower LeasesLand LeasesCasino or Jackpot payoutsLottery paymentsStructured SettlementsAnnuitiesI haven't personally worked with Auto notes but know several investors doing well in that arena as well.The basic concept with all of these options is similar (purchase a future cash flow at a discount using time value of money calculations or IRR) but the documentation and due diligence will differ.

Rent rolls, expenses and find out the age of all mechanicals/roof etc for cap ex repairs needed immediately or down the road.

The back end is housing payment plus visa, auto, student, monthly payment.

I would also recommend a good general contractor who has a good eye for things and is organized, I pay mine $100 to go look at the distressed property and take a walk through video and tell me what needs replacing such as subfloors, mechanicals, roof, ect.

So a friend mine was approached to sell his auto body business along with the property and building.

The mechanics are easy, but you are dealing with distressed sellers and situations. 

@Joel Gierbolini - talk to your insurance broker (who holds your auto policy) about an umbrella insurance policy. $1MM-$2MM policy should be <$200/month. 

They love being able to auto pay online and I love that I can see they have scheduled payments.